905 County St · Bennington, VT 05201

$155,000

4 bd · 2.0 ba · 2,643 sqft · MultiFamily public records · 15 Days on market

Built 1920 5,227 sqft lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

Key facts

• 5,227 sq ft lot
• Built 1920
• Listed 15 days

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical system; DSL available; Fiber optic internet available; High-speed internet available; Cable available; Telephone service available
• Home design: Conversion-style property; Existing construction; White exterior
• Construction: Built in 1920; Wood frame with vinyl siding; Standing seam roof
• Exterior features: City lot; Level lot; Paved road frontage (approximately 50 feet); Dirt driveway

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Oil-fired hot water heating
• Interior features: 11 total rooms; Full basement with interior stair access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 5.0% in Bennington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#63 in VT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime D, schools F.
• Market conditions: 66 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).
• At $3,726/mo this rent would consume 75% of the median local household income ($60k/yr) (locally 982% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $124k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.40% ✓
• Cap rate: 20.97%
• Cash-on-cash: 52.41%
• DSCR: 3.33
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.4%
• Equity multiple: 3.20×
• Total profit: $95,639
• Equity at exit: $23,111

10-year hold

• IRR: 55.8%
• Equity multiple: 6.50×
• Total profit: $238,890
• Equity at exit: $13,402

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05201

• Home prices YoY: -19.3%
• Active inventory: 66
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,726 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $1,895

Break-even live

Break-even rent $1,327

Max offer price $155,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,983	-5% $1,939	+0% $1,895	+5% $1,851	+10% $1,808
Rent	-10% $1,601	-5% $1,748	+0% $1,895	+5% $2,042	+10% $2,190
Rate	-1.0pp $1,973	-0.5pp $1,935	base $1,895	+0.5pp $1,855	+1.0pp $1,814

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,726
Total (2 units)			$3,726

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-14
   statusdays on market $155,000 Pending 15 DOM
2. 2026-06-12
   days on market $155,000 Active 14 DOM
3. 2026-06-09
   days on market $155,000 Active 11 DOM
4. 2026-06-08
   days on market $155,000 Active 10 DOM
5. 2026-06-07
   days on market $155,000 Active 9 DOM
6. 2026-06-07
   days on market $155,000 Active 8 DOM
7. 2026-06-04
   days on market $155,000 Active 5 DOM
8. 2026-06-02
   days on market $155,000 Active 4 DOM
9. 2026-06-01
   days on market $155,000 Active 3 DOM
10. 2026-05-31
    days on market $155,000 Active 2 DOM
11. 2026-05-29
    listed $155,000 Active
12. 2025-10-13
    price $169,900
13. 2025-07-23
    price $179,900
14. 2017-03-15
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

15. 2017-03-15
    soldstatus $123,500 Closed 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

16. 2017-03-15
    soldstatus $123,500

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

17. 2017-03-04
    historical 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

18. 2017-01-31
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

19. 2017-01-27
    historical 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

20. 2017-01-27
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

21. 2017-01-27
    historical 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

22. 2016-11-22
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

23. 2016-11-07
    status Active 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

24. 2016-11-07
    historical Active with Contract 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

25. 2016-09-28
    historical 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

26. 2015-09-30
    listed $116,500 Active 205-char remark

    Show marketing remark (205 chars)

    Wonderful up and down 2 unit. Each unit has 2 bedrooms and 1 bathroom, Living room, dining room and kitchen. Standing seam roof and vinyl sided for low maintenance. Shared front porch and fenced back yard.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VT · Partial reset (capped growth)

• Current annual tax: $2,050 · $171/mo
• Projected year-2 tax: $2,497 · $208/mo
• Expected delta: +$448/yr (+$37/mo · 21.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,712
• − Mortgage interest: −$8,682
• − Property taxes: −$2,050
• − Insurance: −$775
• − Repairs & maintenance: −$3,577
• − Management: −$3,577
• − Depreciation: −$4,509
• Taxable income: $21,542
• Est. tax owed @ 24.0%: −$5,170
• After-tax cash flow: $17,574/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Bennington

• Score: 64/100
• State rank: #63
• US rank: #14446

Category grades

Amenities F Commute F Cost of living A Crime D Employment C- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennington, VT
• County: Bennington County · 14,998 people
• City population: 14,998
• Metro: Bennington, VT
• Population (ZIP): 14,998
• Household income: $59,798
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 982.0

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Slovak 7% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.78%
• Current HPI: 254.5149
• Rent YoY: —
• Metro: Bennington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+33.0% since first listed

16 events — show timeline

• 2026-05-29 Listed $155,000 PrimeMLS
• 2025-10-13 Price Changed $169,900 PrimeMLS
• 2025-07-23 Price Changed $179,900 PrimeMLS
• 2017-03-15 Pending — PrimeMLS
• 2017-03-15 Sold (Public Records) $123,500 Public Records
• 2017-03-15 Sold (MLS) $123,500 PrimeMLS
• 2017-03-04 Delisted — PrimeMLS
• 2017-01-31 Pending — PrimeMLS
• 2017-01-27 Delisted — PrimeMLS
• 2017-01-27 Pending — PrimeMLS
• 2017-01-27 Delisted — PrimeMLS
• 2016-11-22 Pending — PrimeMLS
• 2016-11-07 Relisted — PrimeMLS
• 2016-11-07 Contingent — PrimeMLS
• 2016-09-28 Delisted — PrimeMLS
• 2015-09-30 Listed $116,500 PrimeMLS

Property tax history

-5.5%/yr

Latest (2024): $2,050 · -16.7% YoY. Source: county tax records.